Brixton Windrush · Lambeth · Dulwich and West Norwood constituency · 51.46290, -0.10633

SW9 8RB— Brixton Windrush, Lambeth

Location and area intelligence for SW9 8RB, Brixton Windrush, Lambeth

High-connectivity investment target

 

Schools 67%Safety 70/100Transport 51/100Yield 3.91%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
59
Safety
70
Schools
56
Transport
51
Environment
33
Investment
57

The bottom line

SW9 8RB offers low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

SW9 8RB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.9% vs London avg
vs London crime+52.0% vs London avg

Deep-dive guides for SW9 8RB

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Hyper-Connected🎓 Good Schools🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How SW9 8RB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
★

Primary

Hill Mead Primary School

Requires Improvement · Inspected Jun 2024 · 2 min walk

KS2: 100.7

—

Secondary

Ark Evelyn Grace Academy

Not yet inspected · Inspected Feb 2025 · 3 min walk

P8: -0.39A8: 38.9

67% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Below London average

Childcare

★★

Childcare

Effra Nursery School and Children's Centre

Good · 8 min walk

8 primaries · 1 secondaries · 2 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

98.6 incidents per 1,000 residents

Higher crime than 74% of London
↑ Rising 331.3%

+23% vs borough

Crime by type

Other24%
Anti-social behaviour22%
Violence & sexual offences21%
Drug offences8%
Theft7%
Vehicle crime7%
Burglary6%
Robbery4%

Stop & search

9.1

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 233m

Crime is +52% above London average

Property

Prices, sales volume and market trends

Avg floor area95.3 m²

EPC breakdown

C
2%
D
2%
E
2%

Based on 6 properties · Confidence: low

LHA rates — Inner South West London

Shared room£685/mo
1 bedroom£1420/mo
2 bedrooms£1700/mo
3 bedrooms£2160/mo
4 bedrooms£2900/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£238,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Brixton Underground StationVictoria line
6.4 min walk
Loughborough Junction

Nearby stations

Loughborough JunctionNational Rail
6 min walk
Brixton Underground StationVictoria
7 min walk
Denmark Hill Rail StationThameslink · Southeastern
16 min walk
Stockwell Underground StationNorthern · Victoria
19 min walk
Clapham North Underground StationNorthern
21 min walk
No bus stops within 400m

46

Walkability score

95

Footpaths (500m)

5

Santander docks (800m)

0.5 km

Nearest cycle dock

Central London commute times

Canary Wharf50 min ↑
City ★44 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

14

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)18
Nearest car park311m
Santander docks (800m)5
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
385m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G92%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityMEDIUM
NO₂: 48.0 µg/m³ · PM2.5: 10.0 µg/m³
Worse air than 63% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.7 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 12.5 km

Energy

Solar: 856 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 3

Landslide susceptibility: Medium

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield856.2 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

LARC CLINIC (LA)

9 BRIGHTON TERRACE, BRIXTON, SW9 8DJ

9 min walk

66%

Recommend GP

66%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

66

Parks (1km)

73

Restaurants (800m)

24

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

14

Sports (1km)

1

Convenience

Nearest supermarketBrixton Food & WIne · 1.1 km
1 swimming pools7 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

2

Libraries (1km)

2

Cinemas (2km)

857m

Post office

Nearby shops

Payless Food & Wine123 m
Brixton's Best Shop319 m
Breadbread321 m
Tesco Express327 m

Nearby cafes

Carraro250 m
The Travel Caffè368 m
The Platform Cafe370 m
Burnt Toast Cafe374 m

Nearby restaurants

Domino's134 m
Morley's143 m
Okan154 m
Jimmy's Plaice187 m

Nearby pubs

Brixton Brewery Tap Room227 m
Supercute Brewhouse301 m
Jalisco357 m
Craft Metropolis359 m

Nearby gyms

Ebony Horse Club223 m
Brixton Street Gym328 m
Hot Yoga Brixton331 m
Blocfit335 m

Nearby health

Dentistry For You344 m
Blue Dental Care671 m
Brixton Road Mental Health763 m
Herne Hill Group Practice949 m
Food hygiene (5-star)50% of 236

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Investment

Investment grade, yield and market outlook

57

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,800London avg: £1,950/mo
Gross yield
3.9% (average)London avg: 3.8%Above average yield
Gentrification score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

38

Price growth score

D
High

Development pressure

High

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route3,410m
Crossrail 2 route3,992m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,578 nationally

2,099

Est. population

9,604/km²

70%

Employed

56%

Degree educated

£44,900

Median income

5.9%

Claimant rate

Urban coreHigh densityYoung professionals

34

Community stability

Age profile

14%
45%
21%
16%
Under 1814%
18–3445%
35–4921%
50–6416%
65+4%

Tenure

20%
32%
37%
Own outright7%
Own (mortgage)20%
Private rent32%
Social rent37%
Shared ownership5%

Ethnicity

30%
14%
30%
White British30%
White Other14%
Asian13%
Black31%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine15%
No car household70%
Unemployed6%
No qualifications11%

Housing tenure (Census 2021)

Social rent37%
Private rent32%

vs. London

Income vs London+6.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
15
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
30
Planning apps (3 years)
6
Local approval rate
70%
Borough approval rate
65%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
288
Under construction
0
Completed (3yr)
158
Largest scheme
1989 homes · PARTS OF FAIRFAX MARSTEN & IRETON HOUSE, PARTS OF FAIRFAX MARSTEN & IRETON HOUSE, OVERTON ROAD, SW9
Pipeline pressure
HIGH

Named schemes (500m)

Loughborough Park Estate, Loughborough Park Estate, Loughborough Park Road, SW9525 homes
completed
Phase 3, Loughborough Park Estate, Phase 3, Loughborough Park Estate, Loughborough Park Road, SW9 8NL276 homes
completed
2, 2, Barrington Road, SW9 7EB104 homes
completed
86-88, 86-88, Gresham Road, SW9 7NP71 homes
completed
360-366, 360-366, Coldharbour Lane, SW9 8PL63 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
24.4%
Ward turnout
76%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Carlotta AllumGreen
Serafina SpicerGreen

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Key facts for SW9 8RB

Full postcodeSW9 8RB
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardBrixton Windrush
Latitude51.462901
Longitude-0.106325
Parliamentary constituencyDulwich and West Norwood
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey